I am unconvinced that the new administration will meaningfully address the deficit and US credit will continue to erode gradually, contributing to rising rates.

Highlighting the strong profit potential and taking measures to address any concerns about costs, scope, or holding risks will make this an even stronger pitch.

One of the biggest challenges of investing in Rustbelt cities is knowing where to invest and properly understanding the cooresponding pros & cons.Here's copy & paste advice we share to help to address this challenge:-------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

If you want to provide your property's address, I can give you some additional feedback. 

It also greatly effects the STR and MTR market with the BMT graduations, etc… The last few years have been very slow and the rental market has been flooded with investors at the same time.

The effect of this process is that the portfolio is constantly improving by retaining the best properties and jetison the under performers.I've bought and sold over 1,000 properties, and people always ask me "How many doors?" 

I don't know how much more cost effective a one off modular  house will be.

Here is a recent post of mine that addresses your questions:Cost Segregation - The Basics (biggerpockets.com)You don’t need to complete it before the end of the year to use it for your 2024 taxes.

@Peter Mckernan Love the way you did that deal and agree that those deals exist both on market and off market you just have to be able to look for them in an effective way and add creativity. 

Tons of double sided tape used which results in a fair amount of extra effort to restore (most cases paint comes right off the wall requiring patching sanding etc, some cases Good-off was effective.